West Lampeter Township
City Zoning Code

Unless otherwise provided by state or federal law or specifically stated in this chapter (including § 285-64), any land or structure shall only be used or occupied for a use specifically listed in this chapter as permitted in the zoning district where the land or structure is located. Such uses shall only be permitted if the use complies with all other requirements of this chapter.

See § 285-64, which generally provides a process for approval of a use that is not listed, based upon similarity to permitted uses and other criteria. Except as provided in such § 285-64, any other principal use that is not specifically listed as P, C or SE in the applicable district in this table is prohibited in that district.

For temporary uses, see § 285-62.

Agricultural setback requirement. No building or dwelling unit shall be located within 75 feet of any actively farmed parcel within the Agricultural Zone. In addition, no shrub nor tree shall be planted within 10 and 20 feet, respectively, of any parcel within the Agricultural Zone.

On lots abutting streets on more than one side, the front setback requirements shall apply to each of the abutting streets. A principal structure need not be set back more than the average of the setback of the principal structures on contiguous abutting lots existing as of the date of the enactment of this chapter. If a vacant lot exists on one or both sides of the lot, the front yard setback shall not be less than 40 feet.

Any new nonresidential principal structure adjacent to an existing residential lot shall provide a landscape buffer in accordance with § 285-20 within the required setback.

Unless otherwise provided by state or federal law or specifically stated in this chapter (including § 285-64), any land or structure shall only be used or occupied for a use specifically listed in this chapter as permitted in the zoning district where the land or structure is located. Such uses shall only be permitted if the use complies with all other requirements of this chapter.

Permitted accessory uses in all districts. An accessory use of a dwelling is only permitted if such use is customarily incidental to the residential use and is specifically permitted by this chapter. The following are permitted as accessory uses to a lawful principal use in all districts, within the requirements of § 285-49 and all other requirements of this chapter:

Permitted accessory uses to business and institutional uses. The following are permitted accessory uses only to a permitted, special exception or conditional commercial, industrial or institutional use, provided that all requirements of this chapter are met:

Accessory structures and uses.

Purpose. To provide business opportunities while seeking to develop a central community focus for the Township. To promote a pedestrian-friendly and bicycle-friendly environment. To promote an appropriate mix of retail, service, office, public, institutional and residential uses. To avoid heavy commercial uses that are most likely to conflict with the historic and scenic character and most likely to cause conflicts with homes. To primarily provide for smaller-scale uses that will not be obtrusive in the landscape and that will not overload the road system. To carefully locate commercial areas and commercial driveways to minimize traffic safety and congestion problems along roads.

Permitted uses:

Special exception uses, the establishment and/or expansion of the following uses may be permitted by the Zoning Hearing Board pursuant to standards and criteria as set forth in Article VIII herein.

Conditional uses, the establishment and/or expansion of the following uses may be permitted by the Board of Supervisors pursuant to standards and criteria as set forth in Article I herein.

Lot requirements:

Buildings may be developed in a condominium arrangement without each building being on its own minimum-sized lot, provided the applicant proves that the same dimensional requirements could be met as if the dwellings were in fee-simple ownership. For example, if a ten-foot side yard is required on each side of two buildings, then a twenty-foot separation shall be provided, although a lot line would not need to exist between the two buildings.

Before zoning approval is granted for any new principal building, a conceptual architectural plan shall be submitted to the Township for review. Such plans shall show the front elevation of the building and shall list the types of exterior building materials of the front facade. A Township disapproval decision shall not be based upon such architectural plans.

Individual buildings and pedestrian entrances and parking areas shall be laid out to promote pedestrian access among different uses.

Buildings of over 100 feet in length should be designed to have the appearance of interconnected buildings and to avoid the appearance of monotony. This should be accomplished through variations in rooflines, overhangs, setbacks, colors and facade materials and use of canopies, porches and awnings.

Buildings should have the appearance of having a pitched or peaked roof as viewed from a street or have a decorative cornice roof.

Retail stores should have display windows facing onto the street.

Buildings should be designed and arranged to provide a character similar to an older village. Street level storefronts shall be inviting to pedestrians.

No off-street parking spaces shall be located within a) 40 feet from the right-of-way of Route 272 Willow Street Pike or Village Road; and b) 10 feet from the curbline of any other street. To the maximum extent feasible, off-street parking should be located to the rear or side of nonresidential buildings. Existing parking spaces may be rearranged, provided they do not result in an increase in the land area covered by off-street parking spaces in such location.

Walkways through parking lots shall be well-defined and separated from major vehicle corridors, except where crosswalks are provided.

Loading and unloading spaces for trucks shall not block major pedestrian ways or create blind spots.

Bike racks shall be provided in commercial developments of over three acres.

As viewed from a street, buildings should be constructed of materials using the following exterior materials or other materials with a closely similar appearance: brick, stone or clapboard.

Design guidelines. The following design guidelines are recommended to be used by the Township and applicants when considering changes to the MS District.

Subject to any special or more particular provisions of this chapter, any building exceeding 100 feet in length which is proposed as part of multiple buildings on a lot may be set back greater than the maximum setback required, provided it is screened and buffered from the front of the lot by plantings or other approved materials.

Circulation, traffic access and streets.

Purpose. Anticipated services are generally those used by residents on a regular basis including professional and business offices, retail sale of goods and services, banks, personal services, medical services, and public use facilities.

Permitted uses:

Special exception uses, the establishment and/or expansion of the following uses may be permitted by the Zoning Hearing Board pursuant to standards and criteria as set forth in Article VIII herein.

Conditional uses, the establishment and/or expansion of the following uses may be permitted by the Board of Supervisors pursuant to standards and criteria as set forth in Article I herein.

Lot requirements:

Purpose. Anticipated uses are generally more dependent on traffic generated by a major road or thoroughfare and are therefore grouped to facilitate automobile-oriented shopping and to promote the safe and expedient conveyance of expected high-traffic volumes. Expansion of highway commercial/strip-type development is discouraged by Vision 2040.

Permitted uses:

Special exception uses, the establishment and/or expansion of the following uses may be permitted by the Zoning Hearing Board pursuant to standards and criteria as set forth in Article VIII herein.

Conditional uses, the establishment and/or expansion of the following uses may be permitted by the Board of Supervisors pursuant to standards and criteria as set forth in Article I herein.

Lot requirements:

Purpose. This area is intended to promote industrial and manufacturing development, warehousing, and other intense forms of development within limits of the land's physical conditions and available transportation system. Anticipated uses include fabricating, packaging, laboratories or experimental research facilities, warehousing, wholesaling, repair garages, and transportation facilities.

Permitted uses:

Special exception uses, the establishment and/or expansion of the following uses may be permitted by the Zoning Hearing Board pursuant to standards and criteria as set forth in Article VIII herein.

Conditional uses, the establishment and/or expansion of the following uses may be permitted by the Board of Supervisors pursuant to standards and criteria as set forth in Article I herein.

Lot requirements: